Planning Commission Minutes

CHARTER TOWNSHIP OF BLOOMFIELD
PLANNING COMMISSION MEETING
Tuesday, February 20, 2007
Bloomfield Township Hall

PRESENT: Salz, Stefanes, Mintz, Swoboda, Reisinger, Stark

ABSENT: Goldberg

Staff Present: Patricia McCullough, Planning and Building Director, Robin Carley, Development Coordinator, and Chris Gruba, Assistant Planner.

Dave Payne, Township Supervisor, was present in the audience.

The Planning Commission minutes of January 15, 2007 were accepted as written.

Ms. McCullough introduced this request to the Commissioners for the construction of a new retail building adjacent to the existing retail building currently under construction at the front of the Kingswood Plaza Shopping Center, located on the westerly side of Woodward Avenue, north of Square Lake Road. The site plan, landscape plan, and elevations were reviewed. Ms. McCullough discussed the proposed traffic circulation, noting that the Fire Department had no issues with the proposed traffic patterns. Parking calculations were also provided, showing compliance with the Township’s parking requirements. Ms. McCullough reviewed her staff report, as provided to the Commissioners and submitted to the file. The Departmental reports were also reviewed along with the minutes from the Design Review Board, which noted that the elevations of the proposed building would match the architectural style and materials of the existing retail building. It was noted that no variances were being sought with this proposal.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

There were no questions from the Commissioners to Ms. McCullough.

Mr. Salz asked for the presentation from the applicant.

Mr. Scott Liebovitz, representing ownership of the site, complimented Ms. McCullough on her thorough presentation and offered to answer any questions from the Commissioners.

Mr. Salz asked for questions or comments from the Commissioners to the applicant.

Ms. Stefanes asked why the screening wall was proposed between the two buildings.

Mr. Liebovitz stated that the screening wall and adjacent area to the south of the existing building were approved for a dumpster and ground mounted mechanicals by the Design Review Board as a condition of approval for renovations to that tenant space. The proposed building would attach to the southerly end of the screening wall.

Mr. Salz opened the hearing for public comment.

Ms. Elizabeth Schlagel, 6927 Sandalwood Drive, asked if the existing store areas in the shopping center would be affected.

Mr. Liebovitz stated none of the existing store areas / tenant spaces would be affected.

There were no additional public comments.

Mr. Salz closed the public hearing and called for a motion.

Ms. McCullough introduced this item to the Commissioners for a proposed 80 resident-unit Sunrise Assisted Living Facility in the location of the existing Birmingham Farms Apartment buildings, located on the westerly side of Telegraph Road, north of Sandalwood Drive and south of the Bloomfield Plaza Shopping Center. Aerials of the existing conditions were reviewed, along with detailed site plans and landscape plans. Ms. McCullough reviewed her staff report as provided to the Commissioners and submitted to the file, and highlighted the details of the proposal including the parking provided on site, the proposed dense landscaping, the subdued site lighting, and the proposed brick screenwall along the entire westerly property line adjacent to the single-

family residential subdivision. Floor plans, elevations, and building materials were also reviewed. Footprints of the proposed Sunrise facility were imposed over the existing apartment buildings on site, showing less massing with the proposed Sunrise facility. Several variances were noted by Ms. McCullough, including building height and building length, and the location of the dumpster and screening wall. Permission requests for the proposed accessory structures were also noted. The Design Review Board comments were provided to the Commissioners, along with the Departmental reports.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

Ms. Reisinger asked if the existing apartment buildings met the height requirements.

Ms. McCullough stated that the existing apartments do comply with the height requirements for the Multiple-Family district.

Mr. Salz asked why this was being reviewed under the R-M , multiple-family zone district requirements.

Ms. McCullough noted that the site was currently zoned R-M, multiple-family, thus the proposal was reviewed under the existing ordinance requirements. She noted that a re-zoning of the property was not required, however, variances in building height and length would be required. She also noted the need for a new Elderly Care Ordinance, which would address current standards and services associated with assisted living and independent living facilities.

Ms. Stefanes questioned the height of the existing fences.

Ms. McCullough stated she believed most of the fences were 6 feet or under and that the proposed masonry wall would match the 6 foot height.

Ms. Salz asked for the presentation from the applicant.

Ms. Laura Hester, Senior Vice-President of Development for Sunrise Senior Living, reviewed the history of the company and the need for more senior living facilities within Bloomfield Township. She presented a video presentation including the interior floor plans and photos of the individual rooms, common areas, and grand foyer. Ms. Hester noted that the difference between assisted living and independent was the term "dwelling units" as used in a multiple family development. The proposed facility does not have cooking facilities within the individual rooms, thus not considered dwelling units. Photographs of the landscaping and outdoor garden areas at several existing facilities were also presented. Ms. Hester reviewed the pedestrian and vehicular circulation of the proposed site, and noted that the more intense activities were located at the front of the facility along Telegraph Road, including traffic circulation and pick-up and drop-off of residents and visitors. The more passive activities, including

gardens and walking paths, were located to the rear of the site, which was adjacent to the residential area. Ms. Hester reviewed the scheduling of staff and proposed shift changes, and noted that staff parking was proposed at the furthest point in the parking lots away from the proposed building. Colored renderings, design features, and building materials were reviewed. It was noted that the massing of the building was broken up by stepping back the façade of the building in certain areas, incorporating architectural features, and providing porches and turrets.

Mr. Salz asked for questions or comments from the Commissioners to the applicant.

Mr. Swoboda questioned if the proposed size was typical.

Ms. Hester stated that most of the Sunrise assisted living facilities were comparable in size with this proposal

Mr. Mintz questioned if this facility was consistent with the existing building on Telegraph Road.

Ms. Hester confirmed that it was consistent.

Mr. Salz asked how the site was being linked to the residential neighborhood.

Ms. Hester stated that the only connection to the adjacent subdivision was via a walkway and that there was no proposed access for vehicular traffic onto Sandalwood Drive.

Mr. Salz asked if the masonry wall was necessary.

Ms. Hester stated that the wall was required per Township Ordinance, due to the proposed facility abutting a single-family residential district.

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Mr. Salz opened the hearing for public comment.

Mr. Avis Najor, 6743 White Pine Court, adjacent neighbor to the west and part of the Birmingham Farms Subdivision Association, stated that he was pleased with this proposal. He commented that the Association Board had questioned the construction of the masonry screen wall along the westerly rear property line, noting that trenching for the wall may damage the large mature trees on site. He was pleased to hear that Sunrise had already addressed this issue with alternative means of construction of the wall.

Ms. Elizabeth Schlagel, 6927 Sandalwood Drive, requested that no traffic be allowed to come down Sandalwood and requested that landscaping be provided along Sandalwood to screen this structure.

Ms. Hester confirmed that no access for vehicular traffic was being proposed from the site onto Sandalwood. She reviewed the proposed landscaping along the Sandalwood Drive portion of the site.

There were no additional public comments.

Mr. Salz closed the public comment portion of the meeting.

Mr. Salz asked for further questions or comments from the Commissioners.

Ms. Reisinger questioned why so many trees had been removed from the site.

Ms. Hester stated that Sunrise was not yet involved with the site when the trees were previously removed by the property owner.

There were no additional questions or comments.

Mr. Salz called for a motion.

Ms. McCullough reviewed the proposed Zoning Ordinance amendment to allow for Elder Care Development Regulations. She reviewed the staff report and the proposed ordinance language as provided to the Commissioners and submitted to the file. The proposed ordinance language was reviewed and approved by the Township Attorney. Ms. McCullough requested that a public hearing be scheduled for Monday, March 19, 2007.

Mr. Salz asked for questions or comments from the Commissioners to Ms. McCullough.

Mr. Stark asked the lot size of the proposed Sunrise Facility, if it would comply with the 4 acre minimum requirement as proposed in the ordinance amendment. He also questioned if the site with the remaining Birmingham Farms apartments would meet the minimum 4 acre requirement.

Ms. McCullough stated that the proposed site would comply with the 4 acre minimum requirement, however, she noted that the remaining apartment site to the south of Sandalwood Drive would not meet the minimum 4 acre requirement.

Mr. Salz questioned how this proposed ordinance would affect licensed group homes within single-family residential districts.

Ms. McCullough noted that State licensed group homes would not be affected and were a different type of facility with different requirements and regulations.

Mr. Salz called for a motion to set a public hearing.

Mr. Gruba reviewed the staff report, chart, and illustrations as provided to the Commissioners and submitted to the file. The existing Fifth Third Bank at 6801 Telegraph Road was used as the "test" site for highlighting changes to the lot with the applications of different parking ratios. Changes to the size of the building and the amount of landscaping were noted.

The Flagstar Bank, on the easterly side of Telegraph Road, north of Long Lake Road, was also used as an example, highlighting the changes to the site with the differing parking ratios.

Mr. Stark questioned if the staff recommendations were for a 1:225 parking ratio with a 1:180 requirement for landscaping.

Ms. McCullough confirmed that the stated ratios were correct, including a requirement for 4 stacking spaces per drive-through lane, and that the proposed caliper of landscape trees was being increased to 3" caliper. She also noted that the parking requirements would be based on gross floor area, per the proposed ordinance amendment.

Mr. Salz commented that although they were lowering the parking requirement, the proposed increase in the landscaping requirement may prohibit a prospective property

owner from providing the amount of parking on site that he felt was necessary for the operation of his business. He did not want to make property in the Township more difficult to develop.

The Commission discussed the proposed requirements and stated that they felt comfortable with the proposed parking ordinance changes for bank uses.

Ms. McCullough stated that the next parking study would involve all restaurant uses.

Mr. Stark asked that specific problems / issues involving restaurant parking could be addressed in a planning staff report, with the proposed solutions for each issue.

Ms. Reisinger questioned if the Burlington-Bloomfield Shopping Center was moving forward.

Ms. McCullough stated that the final site plan should be before the Township Board of Trustees very soon, including amending the Consent Judgment to allow for the curb cut onto Squirrel Road.

Ms. McCullough informed the Commission of the current status of the proposed Bloomfield Park project, including that portion within the 425 Agreement area and the proposed buildings within the Township borders.

The following correspondence from surrounding communities was provided to the Commissioners:

The Next Commission Meeting was scheduled for Monday, March 5, 2007.

The Master Plan Public Hearing was scheduled for Wednesday, March 7, 2007

The Planning Commission Meeting of Tuesday, February 20, 2007 was adjourned at 9:10 P.M.

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